{"asOf":"2026-07-25T19:52:20.612Z","block":"9500-9599 BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/9500-9599-bustleton-ave","address":"9551 BUSTLETON AVE","parcelNumber":"882174300","source":"https://property.phila.gov/?p=882174300","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"MD0","buildingCodeNew":"238","buildingClass":"SHOP CENT STRIP MASONRY","buildingClassNew":"MEDICAL OFFICE BLDNG","useLabel":"Store","owner":"9551 BUSTLETON HOLDINGS LLC","coOwner":null,"marketValue":1839600,"landAssessment":367900,"improvementAssessment":1471700,"livableArea":13140,"yearBuilt":1989,"lastSale":{"price":1020000,"date":"2021-01-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"1590032","date":"2010-02-08","code":"FC-404.2/3","title":"FIRE/EVAC PLN-GRP 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INSP","status":"PASSED"},{"caseNumber":"CF-2023-007959","date":"2023-01-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-007959","date":"2023-02-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.086705252576934,"lng":-75.0356486236833,"geom":{"type":"Polygon","coordinates":[[[-75.035886766,40.086717534],[-75.035729517,40.086874394],[-75.035412662,40.086694874],[-75.035564712,40.086535068],[-75.035886766,40.086717534]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-008029","type":"Fire Alarm Certification","inspectionDate":"2022-05-06","result":"Certified","expirationDate":"2023-05-06","buildingId":"1253342"},{"number":"BC-2023-007946","type":"Sprinkler Certification","inspectionDate":"2023-03-20","result":"Certified","expirationDate":"2024-03-20","buildingId":"1253342"},{"number":"BC-2024-006926","type":"Sprinkler Certification","inspectionDate":"2024-03-01","result":"Certified","expirationDate":"2025-03-01","buildingId":"1253342"},{"number":"BC-2025-004726","type":"Fire Alarm Certification","inspectionDate":"2025-02-24","result":"Certified","expirationDate":"2026-02-24","buildingId":"1253342"},{"number":"BC-2026-003086","type":"Sprinkler Certification","inspectionDate":"2025-11-12","result":"Certified","expirationDate":"2026-11-12","buildingId":"1253342"},{"number":"BC-2026-006757","type":"Sprinkler Certification","inspectionDate":"2026-02-04","result":"Certified","expirationDate":"2027-02-04","buildingId":"1253342"},{"number":"BC-2026-012724","type":"Fire Alarm Certification","inspectionDate":"2026-02-13","result":"Certified","expirationDate":"2027-02-13","buildingId":"1253342"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":2,"lotArea":8080,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"380 RED LION RD STE 202, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1241700,"taxable":1241700,"land":159700,"improvement":1082000,"taxableLand":159700,"taxableImprovement":1082000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1241700,"taxable":1241700,"land":159700,"improvement":1082000,"taxableLand":159700,"taxableImprovement":1082000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1465500,"taxable":1465500,"land":293121,"improvement":1172379,"taxableLand":293121,"taxableImprovement":1172379,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1520500,"taxable":1520500,"land":304100,"improvement":1216400,"taxableLand":304100,"taxableImprovement":1216400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1520500,"taxable":1520500,"land":304100,"improvement":1216400,"taxableLand":304100,"taxableImprovement":1216400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1520500,"taxable":1520500,"land":304100,"improvement":1216400,"taxableLand":304100,"taxableImprovement":1216400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1520500,"taxable":1520500,"land":304100,"improvement":1216400,"taxableLand":304100,"taxableImprovement":1216400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1613600,"taxable":1613600,"land":322713,"improvement":1290887,"taxableLand":322713,"taxableImprovement":1290887,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1613600,"taxable":1613600,"land":322713,"improvement":1290887,"taxableLand":322713,"taxableImprovement":1290887,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1603100,"taxable":1603100,"land":320620,"improvement":1282480,"taxableLand":320620,"taxableImprovement":1282480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1603100,"taxable":1603100,"land":320620,"improvement":1282480,"taxableLand":320620,"taxableImprovement":1282480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1839600,"taxable":1839600,"land":367900,"improvement":1471700,"taxableLand":367900,"taxableImprovement":1471700,"exemptLand":0,"exemptImprovement":0}],"taxNow":22440,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"228889","date":"2009-07-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-07-28","scope":"FOR THE USE OF A DAYCARE FOR 55 CHILDREN, 20 UNDER THE AGE OF 2 1/2 YRS OF AGE."},{"number":"232042","date":"2009-08-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-08-14","scope":"ALL PREVIOUS USES TO INCLUDE MEDICAL AND INSURANCE OFFICES ON THE BASEMENT ,1ST AND 2ND FLOOR"},{"number":"228910","date":"2009-09-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-10-20","scope":"INTERIOR ALTERATION. APPLYING FOR A C/O FOR DAYCARE. ZONING APPROVED A/P #228889, DATED 8/14/09."},{"number":"1040849","date":"2020-01-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2021-03-26","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)-RELOCATE SEVEN(7) SPRINKLER HEADS; ONE(1) IN DAY CARE, FOUR(4) IN STATE FARM SPACE, TWO(2) IN DR. WALSH SPACE For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2021-009287","date":"2021-08-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2021-006443","date":"2021-10-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-06-21","scope":"FOR THE EXPANSION OF A DAYCARE CENTER TO SECOND FLOOR, SPACE 2A, PER SUBMITTED PLANS. ALTERATIONS INCLUDE NEW INTERIOR PARTITIONS, NEW RESTROOMS AND INTERIOR FINISHES, AS PER APPROVED PLANS."},{"number":"PP-2021-020419","date":"2021-12-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-27","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2021-012675","date":"2021-12-06","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-01-13","scope":"Application for electrical rough-in related to EP-2021-012674 for following: Provide 3 sub-panels (from existing Peco service), new lighting, power circuits, power to HVAC equipment, emergency & egress lighting, extension of existing fire alarm system to new alarm notification devices from existing fire alarm panel as per NFPA 72. All work to comply with 2017 NEC"},{"number":"MP-2021-006332","date":"2021-12-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-06-21","scope":"FOR THE INSTALLATION OF A HVAC MECHANICAL SYSTEM TO INCLUDE ROOFTOP UNITS, ECONOMIZER, REFRIGERANT PIPING, EXHAUST FANS, GRILLES/REGISTERS/DIFFUSERS, AND ASSOCIATED DUCTWORK."},{"number":"FP-2021-003352","date":"2021-12-30","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-06-09","scope":"TIE-IN TO EXISTING 4-INCH FIRE SERVICE LINE, INSTALL NEW 4-INCH BACKFLOW PREVENTOR AND RELOCATE EXISTING FIRE SPRINKLER SYSTEM ON SECOND-FLOOR PER APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"EP-2021-012674","date":"2022-01-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-25","scope":"Provide 3 sub-panels (from existing PECO service), new lighting, power circuits, power to HVAC equipment, emergency and egress lighting as per 2017 NEC."},{"number":"EP-2022-003121","date":"2022-04-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-05-11","scope":"Install Fire Alarm added to system for tenant fitout. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC 2016 NFPA 72."},{"number":"GM-2023-000116","date":"2023-01-09","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-01-12","scope":"EZ PERMIT RE-ROOFING - For the Installation of New Roof Coverings on Existing Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. (To Remove one layer of epdm, than apply with 60 MIL white TPO)."},{"number":"CP-2023-001401","date":"2023-04-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-10-12","scope":"FOR LEVEL 2 ALTERATIONS TO AN EXISTING MEDICAL OFFICE AS PER PLANS."},{"number":"EP-2023-003492","date":"2023-04-17","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-05-10","scope":"Rough-In Permit for EP-2023-003450 Supply & install: new sub-panel from existing PECO service @ 200 Amp, 208/120 Volt, 3 phase, 4 wire. Rewire Spaces 2B & 2C to include receptacles, lighting circuits , and power to HVAC equipment. All work to comply with 2017 NEC"},{"number":"MP-2023-001696","date":"2023-04-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-22","scope":"FOR A NEW MECHANICAL ISTALLATION TO ACCOMMODATE THE SECOND FLOOR OF AN EXISTNG STRUCTUREE (SPACE #2B &2C). WORK TO INCLUDE THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2023-003450","date":"2023-05-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-03","scope":"INSTALL A 200 AMP 120/208V 3 PHASE PANEL & FEEDER. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, & RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. * NO FIRE ALARM WORK ON THIS PERMIT."},{"number":"PP-2023-006483","date":"2023-05-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-22","scope":"Install piping and finish for the following fixtures Mop sink, kitchen sink, toilet. Hot water heater"},{"number":"FP-2023-001366","date":"2023-06-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-10-12","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocation of 25 heads"},{"number":"EP-2023-006712","date":"2023-08-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-16","scope":"Installing new notification appliances. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Roof Covering Replacement"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"209666","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"FOREVER YOUNG ADLT DAYCARE INC","legalName":"FOREVER YOUNG ADLT DAYCARE INC","address":"9551 BUSTLETON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2003-02-05","latestIssueDate":"2003-02-05","expirationDate":"2004-04-30","inactiveDate":null},{"number":"492466","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"SAINT ALPHONSA'S ACADEMY","legalName":"SAINT ALPHONSA'S ACADEMY","address":"9551 BUSTLETON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2010-01-25","latestIssueDate":"2019-01-16","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"555616","type":"Dumpster License - Private Property","status":"Active","businessName":"ALPHA MEDICAL GROUP LTD","legalName":"ALPHA MEDICAL GROUP LTD","address":"9551 BUSTLETON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-02-23","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"835487","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"KATHERINE SALSBURY INC","legalName":"KATHERINE SALSBURY INC","address":"9551 BUSTLETON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2020-01-30","latestIssueDate":"2020-01-30","expirationDate":"2021-01-29","inactiveDate":"2021-03-30"}],"licenseActivity":[{"number":"835487","type":"Food Preparing and Serving (30+ SEATS)","businessName":"KATHERINE SALSBURY INC","legalName":"KATHERINE SALSBURY INC","issuedDate":"2020-01-30","latestIssueDate":"2020-01-30","closureDate":"2021-03-30","expirationDate":"2021-01-29","inactiveDate":"2021-03-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"555616","type":"Dumpster License - Private Property","businessName":"ALPHA MEDICAL GROUP LTD","legalName":"ALPHA MEDICAL GROUP LTD","issuedDate":"2012-02-23","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"492466","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SAINT ALPHONSA'S ACADEMY","legalName":"SAINT ALPHONSA'S ACADEMY","issuedDate":"2010-01-25","latestIssueDate":"2019-01-16","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209666","type":"Food Preparing and Serving (30+ SEATS)","businessName":"FOREVER YOUNG ADLT DAYCARE INC","legalName":"FOREVER YOUNG ADLT DAYCARE INC","issuedDate":"2003-02-05","latestIssueDate":"2003-02-05","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #228889: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 1040849 (Expired), EP-2021-012675 (Expired), EP-2023-003492 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 21, 2023.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #209666: Inactive; Food Preparing and Serving (30+ SEATS) #492466: Inactive since Jun 29, 2019; Food Preparing and Serving (30+ SEATS) #835487: Inactive since Mar 30, 2021","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Feb 13, 2027; Sprinkler Certification: Certified through Feb 4, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}